122 W South St · Everett, PA 15537

$127,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 1 Days on market

Built 1920 Est $136k · 7% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +22.4/30.0
• ARV discount +10.5/15.0
• Appreciation +10.0/10.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Quaint 2 bedroom in an awesome location! Close to all amenities and within walking distance to the Juniata river. Flat lot with shed and garden. Sit on either of the covered porches and enjoy the ambiance. Two bedrooms and one bathroom (with claw foot tub!) This home has everything you need. Spacious kitchen, dining room and tons of natural light in the living room. Hardwood floors throughout. Great price on a solid home. Would make a perfect starter home or downsize. Set up your showing today!

Key facts

• Garden
• Covered porches
• Shed

Tags

• FLAT LOT
• SHED
• GARDEN
• COVERED PORCHES
• SPACIOUS KITCHEN
• DINING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).

Location & tenants

• Location reads 68/100 on livability (#906 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Everett Area SD (rural): math 32% / reading 52% proficiency, ranked #337 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 54 units permitted in Bedford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($878 loan paydown + $13k appreciation (10.0% local appreciation)).
• Bedford County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $78k; list at $127k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $136,224
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 N Spring St	0.57mi	2/1.0	1,082 (+2%)	2mo	$195,000	$180	68
314 Water St	0.38mi	2/1.0	972 (-8%)	9mo	$140,000	$144	62
421 Hill St	0.22mi	2/1.5	984 (-7%)	24mo	$66,151	$67	56
113 E 1st Ave	0.35mi	1/1.0 (-1)	944 (-11%)	6mo	$20,000	$21	56
506 W Main St	0.42mi	3/1.5 (+1)	1,206 (+14%)	24mo	$155,000	$129	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 3.23×
• Total profit: $79,128
• Equity at exit: $114,412

10-year hold

• IRR: 24.5%
• Equity multiple: 7.33×
• Total profit: $225,228
• Equity at exit: $246,733

Cash invested: $35,560 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 15537

• Home prices YoY: 17.3%
• Active inventory: 61
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$666
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$53
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $156

Break-even live

Break-even rent $1,102

Max offer price $127,000

Occupancy floor 83%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
172 Raystown Rd Everett, PA	3.0	1.0	1096	$1,300	$1.19	44d	1	1.43mi

Listing history 5 events

1. 2026-05-13
   status Under Contract
2. 2026-05-12
   listed $127,000 Active
3. 2021-06-29
   soldstatus $77,500
4. 2021-06-28
   soldstatus $77,500 499-char remark

   Show marketing remark (499 chars)

   Quaint 2 bedroom in an awesome location! Close to all amenities and within walking distance to the Juniata river. Flat lot with shed and garden. Sit on either of the covered porches and enjoy the ambiance. Two bedrooms and one bathroom (with claw foot tub!) This home has everything you need. Spacious kitchen, dining room and tons of natural light in the living room. Hardwood floors throughout. Great price on a solid home. Would make a perfect starter home or downsize. Set up your showing today!

5. 2021-05-17
   listed $84,900 499-char remark

   Show marketing remark (499 chars)

   Quaint 2 bedroom in an awesome location! Close to all amenities and within walking distance to the Juniata river. Flat lot with shed and garden. Sit on either of the covered porches and enjoy the ambiance. Two bedrooms and one bathroom (with claw foot tub!) This home has everything you need. Spacious kitchen, dining room and tons of natural light in the living room. Hardwood floors throughout. Great price on a solid home. Would make a perfect starter home or downsize. Set up your showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,157 · $96/mo
• Projected year-2 tax: $1,582 · $132/mo
• Expected delta: +$425/yr (+$35/mo · 36.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,600
• − Mortgage interest: −$7,114
• − Property taxes: −$1,157
• − Insurance: −$1,302
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,695
• Taxable loss: −$163
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $1,913/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Everett Area SD
• NCES district ID: 4209360
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 52% ▼ -9.00%
• Median HH income: $41,322
• Composite: 35.24/100
• National rank: #4979
• State rank: #337 of 539 in PA

Livability — Everett

• Score: 68/100
• State rank: #906
• US rank: #9719

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Everett, PA
• Population (ZIP): 8,272

Population outlook (Bedford County) Hauer SSP2

• Today (2025): 45,395 people
• By 2030: 43,353 · -4.5%
• By 2040: 38,858 · -14.4%
• By 2050: 34,162 · -24.7%
• By 2075: 24,868 · -45.2%
• By 2100: 16,910 · -62.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 6% Italian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Bedford

• 2024 margin: Solid R (+68.6) · D 15.4% · R 84.0%
• 2008→2024 swing: -23.8pp toward R · 2008: -44.8pp · 2024: -68.6pp
• All cycles: 2024: R+68.6 2020: R+67.7 2016: R+67.4 2012: R+54.9 2008: R+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 37.19%
• Current HPI: 252.292
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+49.6% since first listed

5 events — show timeline

• 2026-05-13 Pending — FSBO.com
• 2026-05-12 Listed $127,000 FSBO.com
• 2021-06-29 Sold (Public Records) $77,500 Public Records
• 2021-06-28 Sold (MLS) $77,500 AHARMLS
• 2021-05-17 Listed $84,900 AHARMLS

Property tax history

+2.2%/yr

Latest (2026): $1,157 · +4.1% YoY. Source: county tax records.